SR-410-010 (2)
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MAR 8 1988
Santa Monica, California
GS:SES:CP:sm
Council meeting: March 8, 1988
TO: City Council
FROM: City staff
SUBJECT: Recommendation Regarding the Water conservation
Agreement Related to the Water Garden Development
Introduction
At its meeting on February 9, 1988, the City council adopted
Ordinance No. 1433 (CCS) which approved a development agreement
between the city of Santa Monica and J.H. Snyder company
relating to the development of the Water Garden Proj ect. In
adopting this ordinance, the City council directed the City
Manager to return to the city council within 30 days of February
9, 1988 with a proposed agreement detailing the manner in which
the Developer would be required to comply with the water and
wastewater conservation provisions of the Development Agreement.
This staff report transmits the compliance agreement between the
city and J.H. Snyder company related to these water and
wastewater conservation provisions.
Background
During the past few weeks, City staff has carefully reviewed the
obligations for water and wastewater conservation contained in
the Water Garden Development Agreement. This review has included
detailed calculations of water usage and wastewater generation
from the various components of the Project as well as additional
research into on-site treatment systems and other state-of-the
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art water conservation and wastewater mitigation technologies.
City staff has also participated in several meetings with the
County Health Department, the Developer and his representatives,
and others to arrive at a consensus on the specific measures
described in the attached compliance agreement. Based on the
analysis of projected water usage and wastewater generation for
the project, Staff and the Developer have identified the optimum
set of conservation provisions for the project.
Discussion
The compliance agreement presented here for City Council approval
includes the following design features to reduce water and sewage
discharge.
o All toilets and urinals installed in the proj ect shall be
"ultra-low-flow" models, which use a maximum of 1.5 gallons
per flush and 1.0 gallons per flush respectively.
o All of the wastewater generated by the proj ect (with the
exception of solid food waste from restaurants) shall be
treated in an on-site treatment system which shall have the
capacity of treating wastewater to a standard appropriate
for use in toilets and urinals, in irrigation of
landscaping, and in the artificial, decorative lake.
o If the use of reclaimed water for flushing of toilets and
urinals is not approved by the Department of Health of the
County of Los Angeles, the reclaimed water shall be used for
the following uses in the following order of priority: (a)
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replenishment of the artificial lake, and (b) irrigation of
landscaping.
o Unless non-potable water is unavailable or prohibited from
being used, all water utilized for the filling and
replenishment of the artificial lake shall come from
non-potable sources.
o On-site drainage from 80% of the property not covered by
roofs shall be engineered to discharge into the artificial
lake.
o To the extent feasible, landscaping shall consist of
drought-resistant plants.
o The Developer shall employ a qualified sanitary engineer to
prepare and file an engineering report on both the technical
requirements of the sewage treatment system and the
discharge systems, at least 60 days prior to the submission
by the Developer of building plans for a building permit.
Exhibit A compares the overall impact of the water and wastewater
conservation measures described in the compliance agreement
against the base-line amounts of water usage and wastewater
generation which would have been the case in the absence of the
adoption of this agreement by the City. The installation of
ultra-low-flow toilets and urinals along with the utilization of
a water conserving landscape design (scenario 1) will in
themselves account for a 42% reduction in water usage and a 43%
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reduction in wastewater generation. with the added installation
of an on-site wastewater treatment system and use of the treated
effluent for recirculation to toilets and urinals, replenishment
of the artificial lake and landscape irrigation (scenario 2a),
the water usage savings would be approximately 75% and the
wastewater reduction would be about 84%. If the ultra-low-flow
toilets and urinals are combined with an on-site treatment system
which will provide treated effluent only for use in landscape
irrigation and replenishment of the artificial lake (scenario
2b), the water usage savings are projected at 54% and the
wastewater reduction is projected at 58%.
The data presented in Exhibit A demonstrates that the greatest
reduction in both water usage and wastewater generation can be
achieved through the implementation of scenario 2a
(ultra-law-flow toilets and urinals in combination with an
on-site treatment system which recirculates treated effluent to
toilets and urinals). The installation of a system to
recirculate treated effluent to meet the flushwater demand of
toilets and urinals in the project, however, will require
approval by the Los Angeles County Department of Health. Recent
meetings between City sta ff and representa ti ves of the County
have resulted in the County I s agreement to review the on-site
treatment facility issue and consider the approval of such
on-site systems. The city is cooperating with the County in this
evaluation effort, and will be receiving a letter from the County
Health Department indicating their willingness to consider
approval of on-site treatment systems.
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Conclusion
The compliance agreement between the city of Santa Monica and the
J.H. Snyder Company represents the most stringent set of
water/wastewater conservation measures ever required by this City
or any other city in California.
staff believes that the
proposed agreement effectively addresses the concerns which have
been raised about the Water Garden Project with respect to
reducing water usage and mitigating wastewater generation.
Recommendations
l. It is respectfully recommended that the City Council approve
the accompanying compliance agreement.
2. If the City Council does not approve the attached compliance
agreement, City staff recommends that Council direct the
City Attorney to prepare an ordinance repealing the
ordinance approving the development agreement between the
City of Santa Monica and the J.H. Snyder Company.
Prepared by: Stan Scholl, Director of General Services
Craig Perkins, Administrative services Manager
Marianne Long, Water Conservation Coordinator
Atossa Soltani, Administrative Analyst
Attachments: Exhibit A
Sewage and Water Conservation Compliance Agreement
srwater
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EXH I B IT A
ESTIMATES OF WATER USAGES FOR WATER GARDEN DEVELOPMENT
1. TOTAL WATER USAGE & WASTEWATER GENERATION W1TH EACH SCENARIO:
(AMOUNTS LISTED REPRESENT GALLONS PER DAY)
BASE-LINE WITHOUT 1) WITH ULTRA LOW 2a) WITH ULF & ON-SITE 2b) WITH ULF & RECLAM.
CONSERVATION FLOW FIXTURES FLUSH WATER REeye. FOR IRRIGATION
OFFICE 85,500 a
RETAIL 1,680
RESTAUR. 22,500 b
CHILD CRE 425
HEALTH 5,000
LAKE 6,971 c
IRRIG 19,538 d
35,568 e
1,680
22,500
425
5,000
6,971
10,220 f
5,700 9 35,568
1,680 1,680
22,500 22,500
425 425
5,000 5,000
0 0
0 0
------ ------
35,305 65,173
75% 54%
18,114 ; 47,982 j
84~~ 5~~
WATER USAGE
TOTALS 141,614
% SAVNGS N/A
WASTEWATER
TOTALS 115,105
% SAVNGS N/A
82,364
42%
65,173 h
43%
a) ThlS f'gure represents an estImate uSIng current plumbIng code requlrement of 3.5 gallons per
flus~ tOIlets, 4 uses per day per employee plus one gallon per employee for other uses
(TO-AL 14 GALlONS/DAY/EMP~OYEE)
b) Based on 30,000 sq ft. of restaurant space Q 0.75 gallons/sq. ft./day.
c) Assumes the followlng about ~ake Slze"1.8 acres, Avg Depth=15 In~hes, Volune=762.000
gallons, Evaporatlon=4,884 gallons/day PLUS one complete dralnage per year for cleanIng WhlCh
equals to an a~erage dally Bmount of 2.087 gallons
d) Assumes a conventional landscape deSIgn whIch does not consider water conservation.
e) Based on the follOWIng- SIze" 1.2 MILLION square feet. Employees $ 5,700
SOX Males ....-) who use urInals 76X of tlme
MA~E.UP OF -.-..> who ~se tOllets 24~ of tlme
50X Females ...> who use tOIlets 100% of tIme
USA~E PER DAY FOR:
1) FEMALES" 2850
2850 * 1.5 gallons/flush * 4 uses/day: 17,100 gallons/day
2) KALES = 2850
2850 * ( 76) * 1 gal/flush * 4 uses/day" 8,664 gal/day urInals
2850 * (.24) * 1.5 gal/flush * 4 uses/day = 4,104 gal/day tOllets
3) Other uses ( wash baSIns, drln~lng founta,ns. etc.)
5700 * 1 gal/day/person = 5,700 gal/day
4) TOTAL USE FOR 5,700 PEOPLE: 35.568 gal/day
o Flush water demand ....> 29,868 gal/day
o Other water uses ....> 5,700 gal/day
f) Ass~s a landscape deslgn whIch utILizes water conservlng gUIdelInes.
g) The 5,700 gallons/day needed for non-tollet useS must be potable water.
h) 100% of the generated sludge 1S still sent to IIyperlot1 whlle effluent voll,lTle IS reduced
by more than 40%.
,) The wastewater total for scenarIo 2a represents the amount of excess effluent of
treated wastewater, at least half of WhIch could be ~sed for more water 1ntenSlve
La~scaplne or other uses. The remaInIng wastewater for whICh no other use eXIsts, would
be dIscharged Into the sewer lines. LIttle or no sludge wlll be dIscharged In tne se...er
lInes Instead, the sludge IS hauled away from storage tanks to an approved landfl II
s'te at least once a year.
J) The wastewater total for ScenarlO 2b
ca~~c~ be reused 1n eIther landscaplng
red;.;ced tc approx Ima~el y 38,000 gallons
'ntenslve ~andscap'n9 were utll,zed
represents the amount of excess effluent w~lch
or laKe replenlshment ThlS fIgure could be
per day (savl ngs of 66%) 1 f a more wate"
SEWAGE AND WATER CONSERVATION
COMPLIANCE AGREEMENT
This Agreement is made and entered into this day of
March, 1988, by and between J. H. SNYDER COMPANY II, a Californ~a
limited partnersh~p ("Developer") and the CITY OF SANTA MONICA, a
mun~cipal corporation ("City") WJ..th reference to the following
facts:
WHEREAS, on February 9, 1988, the City adopted
Ordinance No. 1433(CCS) which authorized and directed the City to
enter l.nto a Development Agreement between Developer and City
(the .. Development Agreement") denominated as City Contract No.
5061 relat~ng to the development of a project ~n the City located
on the property bounded by Olympic Boulevard, Twenty-S~xth
Street, Colorado Avenue and Cloverfield Boulevard, and commonly
known as the Water Garden ProJect (the "ProJect"); and
WHEREAS, in adopting Ordinance No. 1433(CCS) the Cl.ty
Council of the City directed the City Manager to return to the
City Council wl.thin 30 days of February 9, 1988, with a proposed
agreement detailing the manner in which the Developer would be
required to comply Wl. th the water and sewer conservat~on
provisions of the Development Agreement J..n order to meet the
goals for water and sewer conservation set forth 1.n the
Development Agreement; and
WHEREAS, the City and the Developer have met and intend
by this Agreement to set forth the manner ~n which the Developer
will comply with the water and sewer conservat~on prov~s1.ons of
the Development Agreement;
NOW, THEREFORE, the partl.es agree as follows:
1. This Agreement shall constl. tute the manner l.n
whl.ch the Developer shall comply with the water and sewer
conservation provl.sions of the Development Agreement.
2. This Agreement is not intended to modl.fy,
repeal, or otherwise change the Development Agreement
provisions thereof.
amend,
or any
3. The Developer shall construct the
l.ncorporatl.ng each of the following design features
purpose of reducing water use and sewage dl.scharge:
ProJect
for the
(a) All toilets and urinals installed in the Project
shall be of a desl.gn approved for use as an ultra low flow
tOl.let or urinal whl.ch shall consume not more than 1.5
gallons per flush for toilets and 1.0 gallons per flush for
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urinals, except in those circumstances where such fixtures
cannot meet the requirements of the appl1.cable code for
access1.b1.lity to handicapped persons.
(b) All of the plumbing waste from both toilets and
urinals (black water) and from all other plumb1.ng f1.xtures
(grey water) (with the exception of sol1.d food waste from
restaurants) shall be treated in an onsite treatment system
which shall have the capacity of treating plumbing waste to
a standard appropriate for the use of reclaimed water in
toilets and urinals and for use in irrigation of landscaping
and in the artifical, decorative lake.
(c) The reclaimed water d1.scharged from the treatment
system required by Section 3(b) above shall, if approved by
the Department of Health of the County of Los Angeles, be
used for the flushing of toilets and ur1.nals 1.n the Project
(other than in restaurants and child care fac1.11.ties). To
the extent that there is any excess reclaimed water, such
reclaimed water shall be used for the following uses 1.n the
following order or pr1.or1.ty: (1) replacement of evaporat1.on
of water from the artificial, decorat1.ve lake, and (2)
irrigation of landscap1.ng.
(d) If the use of recla1.med water for flushing of
t01.lets and urinals is not approved by the Department of
Health of the County of Los Angeles as prov1.ded in Section
5(a) or 5(b), below, then the recla1.med water shall be used
for the following uses in the fallowing order of pr1.or1.ty:
(1) replacement of evaporat1.on of water from the artificial,
decorative lake, and (2) irrigation of landscaping.
(e) Unless non-potable water 1.S unavailable or
prohibi ted from be1.ng used, all water ut1.1ized for the
fiIl1.ng and replenishment of the artificial lake shall come
from non-potable sources. Lake water demand not met by the
on-s1.te treatment system shall be met by flow from storm
drains or another source acceptable to the Department of
General Services.
(f) On-site drainage from 80% of the Property not
covered by roofs shall be engineered to d1.scharge into the
art1.cifial, decorative lake wh1.ch shall be designed to act
as an on-site detention basin which will enable to ProJect
to retain any additional peak flow to area storm drains.
(g) To the extent feasible, landscaping shall consist
of drought-resistant plants and the landscaping plans shall
be sub] ect to the approval of the Department of General
SerVles as to the water conservat1.on features of such
landscap1.ng.
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4. The Developer shall employ a qualified San~tary
eng~neer to prepare and file an engineering report on both the
the technical requirements of the sewage treatment system
described in Section 3( b), above, and the discharge systems
described J..n SectJ..ons 3 (c) and 3( d), above, at least 60 days
prior to the submission by the Developer of building plans for a
building permit. Such report shall analyze the technical
requirements of such systems and the standards for their design,
coliform levels, contingency and emergency plans and flood
prevention plans. The system design set forth in such report
shall meet California Water ReclamatJ..on Criteria as well as
guidelines set forth in Title 22 of the California Administrative
Code. The engineer shall prepare such report in accordance with
the state of California Department of Health Services "Guideline
for the Preparation of an Engineering Report on the Production,
Distribution and Use of Reclaimed Water" and shall consider the
State of California Department of Health Services "GuidelJ..nes for
Use of ReclaJ..med Water" and "Uniform GuidelJ..nes for Wastewater
Disinfection" .
5. (a) The Developer shall be required to install
reclaimed water return lines within Phase I of the Project which
will allow for the reuse specified in SectJ..on 3(c), above, if,
WJ.. thJ..n 90 days after the filing of the engJ..neerJ..ng report
required by Section 4 above, the County of Los Angeles has
approved the use of reclaimed water for use in toilets and
urJ..nals. If the County of Los Angeles has not approved such use,
the Developer shall l.nstall the treatment system and reclaimed
water lines for lake and landscaping as required by Section 3(d),
above.
(b) The Developer shall be requl.red to install
reclaimed water return lines withJ..n Phase II of the ProJect which
will allow for the reuse specified in Sectl.on 3(c), above, if,
prior to fl.ling of buildl.ng plans for Phase II for plan check
with the City, the County of Los Angeles has approved the use of
reclaimed water for use in tOJ..lets and urinals. If the County of
Los Angeles has not approved such use, the Developer shall
install the treatment system and reclaJ..med water ll.nes for lake
and landscapl.ng as required by Section 3(d), above.
6. No occupancy permJ..t for any building in any Phase
of the proj ect will be approved until the system required by
Section 3 (b), above, is fully operational and plumbing systems
are J..n place for the uses of treated water described ~n Sections
3(c) and 3(d), above, as applicable.
7. Any definitions used J..n this Agreement which are
not defined herein shall be defined as set forth in the
Development Agreement.
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.
8. This Agreement constitutes the entire agreement
between the Developer and the City as to compliance with the
water and sewage conservat1on for the Project and supersedes any
pr10r oral or wr1tten understanding other than as set forth 1n
the Development Agreement.
9. This Agreement shall be construed in accordance
with the laws of the state of California.
IN WITNESS WHEREOF, the parties have executed this
Agreement as of the date first above wr1tten.
J. H. SNYDER COMPANY II,
a California limited
partnership
CITY OF SANTA MONICA,
a munic1pal corporat1on
By
By
JOHN JALILI,
City Manager
JEROME H. SNYDER,
General Partner
APPROVED AS TO FORM:
Robert M. Myers,
City Attorney
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